20 Home Updates That Will Cost You Money When You Sell
Why smart sellers avoid flashy renovations
Not every improvement pays off. Some projects feel like a slam dunk while you do them, but when it comes time to sell they either do nothing for the sales price or actually scare buyers away. After 15 years helping homeowners sell, I can tell you where owners regularly spend tens of thousands of dollars for little or negative return.
The rule of thumb is simple: match your updates to your home's condition and price point. An expensive upgrade in a house that otherwise needs basic repairs looks unbalanced and raises questions for buyers. Spend strategically, not emotionally.
How this list is organized
These 20 updates are grouped by the common traps sellers fall into:
Lifestyle and big-ticket items
Personal taste traps
Over-improvement traps
ROI killers that highlight other problems
1–5: Lifestyle and big-ticket items to avoid
Swimming pools
Pools are often seen as maintenance and liability headaches. In many markets, buyers estimate $3,000 to $5,000 per year to maintain a pool. I’ve seen sellers spend tens of thousands on a pool and still face price reductions from buyers. Unless you live in a market where pools are expected, skip it.
Complete kitchen gut jobs
Full tear-outs can cost $60,000 to $100,000. In most cases you’ll recoup much less than half. Instead, focus on high-impact, lower-cost facelifts: paint or refinish cabinets, change hardware, and replace countertops. A $5,000 facelift can look like a $30,000 remodel when done right.
Full bathroom renovations
A $25,000 full bath gut might only return $10,000–$12,000 at sale. Simple fixes—re-glazing a tub for about $300, replacing fixtures, fresh paint, and a new vanity top—deliver a fresh look without the huge price tag.
Converting garages to living space
Garage conversions remove valuable parking and storage. Many buyers prioritize a functional garage, and losing that can lower desirability and value. In a suburban market, a converted garage can actually reduce the home's appeal.
Brand new HVAC when the system works
Buyers want systems that work, not necessarily brand-new systems. If your heating and cooling run fine, service them, clean ducts if needed, and consider a $200 smart thermostat instead of an $8,000 replacement.
6–10: Personal taste traps
Bold paint colors and wallpaper everywhere
Bright, polarizing colors and elaborate wallpaper often turn buyers off because they see future work. Neutral palettes allow buyers to imagine living in the space. If you love color, tone it down before listing.
Wall-to-wall carpeting over hardwood
Covering hardwood with new carpet is a common mistake. Buyers value original hardwood floors. If the hardwood needs work, refinish it rather than hiding it.
Over-customized closet systems
Custom closets are beautiful but highly personal. A $10,000 built-in organization system rarely adds the same amount to resale value because the next owner may want a different layout.
Elaborate outdoor kitchens
These can be amazing but are often market-dependent. In moderately priced neighborhoods they look like maintenance-heavy extras. Only invest if your market and property justify a high-end outdoor space.
Solar panels (if selling soon)
If the panels are leased, transferring that lease complicates the sale. If purchased, payback can take 6 to 12 years. If you plan to sell within a few years, solar may not deliver the expected financial benefit.
11–15: Over-improvement traps
Replacing the roof when it is functioning
If the roof is not leaking, a full replacement is often an unnecessary expense. Fix leaks and clean the roof; buyers typically cannot demand a new roof unless it is actively failing.
Elaborate landscaping and water features
High-maintenance gardens and water features can look luxurious but signal extra upkeep to buyers. Simple, clean landscaping usually wins.
Top-to-bottom finished basements with custom theaters
Basement square footage typically values at less than a third of above-ground space. A $50,000 custom basement rarely yields full return. Basic, flexible finishes are a safer bet than extravagant themed rooms.
Three-season sunrooms and similar add-ons
Screened or seasonal rooms rarely recoup their cost. If adding a room, make it a true four-season space and verify local buyer preferences first.
High-end appliances in modest homes
Installing $15,000 commercial appliances in a $300,000 house creates a mismatch buyers notice. Match appliance quality to the overall price point of the home.
16–20: ROI killers that highlight other problems
Expensive features in rooms that need work
A $3,000 chandelier in a dining room next to a kitchen that is falling apart only highlights the work buyers still need to do. Make sure the entire area matches the quality of any feature upgrades.
Brand new front doors and replacement windows when cosmetic fixes will do
New entry doors can cost $2,000–$5,000. Often sanding, painting, and new hardware achieve the same curb impact for a fraction of the cost. Same with windows: repair seals, clean, and replace screens unless windows are failing.
Combining bedrooms
Removing a bedroom to create an oversized suite reduces bedroom count and can lower appraisal value. Bedroom count is a key metric for many buyers and appraisers. If you combine rooms, understand the potential appraisal impact.
Replacing all interior doors with expensive ones
Swapping inexpensive hollow-core doors for $500 solid-core doors throughout the house is costly and rarely noticed by buyers. Fix sticking doors, paint them, and replace hardware instead.
Expensive flooring in just one room
Putting exotic hardwood or premium flooring in one room while the rest of the house has dated carpet looks incomplete. One beautiful room surrounded by dated finishes suggests the seller ran out of budget rather than adding value.
Practical alternatives that actually move the needle
Instead of expensive, high-risk updates, prioritize these high-impact, low-cost strategies:
Declutter thoroughly. Clutter makes a 2,000 square foot home feel much smaller. Clear surfaces, pare down furnishings, and store personal items so buyers can visualize themselves in the space.
Deep clean everything. Clean grout, baseboards, windows, and remove odors. A spotless home suggests good maintenance and can add thousands to perceived value.
High-value facelifts. Paint cabinets, change hardware, reglaze tubs, update faucets, and replace counters selectively.
Smart staging. Professionally staged furniture and lighting often outperform a costly remodel because staging highlights flow and lifestyle rather than materials.
Address the basics. Fix leaks, repair door hardware, touch up paint, and make sure all systems work. Small repairs reassure buyers more than one dramatic upgrade.
“Clutter eats your equity.”
Final checklist before you spend
Compare upgrades to comparable homes in your neighborhood.
Ask an agent or appraiser whether a project will actually increase your resale value.
Prioritize fixes that make the whole house feel cohesive and well cared for.
Opt for neutral updates that let buyers imagine living there.
Remember that staging and cleaning often beat a costly renovation for near-term sales.
Spend strategically. Small, thoughtful improvements and excellent presentation typically deliver a faster sale and better price than dramatic, personal, or out-of-market upgrades. Match your money to what buyers in your neighborhood actually value, and you will protect—and often increase—your return at sale.
